12 November 2007 · Council of Ministers (accepted independent inspector's recommendation)
Land At Cronk Grianagh, Braddan Road, Strang, Douglas, Isle Of Man, IM4 4qp
The proposal involved erecting ten 3-bedroom semi-detached houses and six 2-bedroom terraced houses on a 0.5 ha fallow field site zoned for residential use, with rendered walls, pitched concrete tile roofs, white uPVC windows/doors, private gardens, cul-de-sac layout, parking, pergolas, tree planting and separate foul/…
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The inspector noted the site is zoned 'predominantly residential' in the Braddan Local Plan (Circular 6/91) and 1982 Island Plan, with clear need for affordable housing as evidenced by 43 first time b…
Braddan Local Plan
Zones site as 'predominantly residential'; proposal for 16 dwellings fits zoning without needing additional open space as unreasonable on small site; private gardens acceptable.
All Island Strategic Plan
Requires 25% affordable housing in new developments; this Government-owned site delivers 100% first time buyer affordable homes, supporting policy objectives.
Time limit
The development hereby approved shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing numbers 1548/06/01; 02; 03; 04; 05A; 06C; 07; 08A; 11; 13A; 20A and 21B submitted as part of this application.
Drainage details
Before the development hereby permitted begins, details of attenuation and storage of surface water shall be submitted to and approved in writing by the Planning Authority. The development hereby permitted shall not proceed other than in accordance with the approved details. Before any house hereby permitted is occupied, it must be connected to the public sewers in the Cronk Grianagh Estate. All drainage works must conform to the Department of Transport's 'Manx Sewers for Adoption'. There must be no discharge of surface water to the main foul sewer.
Plumbing stacks
All plumbing stacks must be constructed internally.
Landscaping scheme
Before the development hereby permitted begins, full details of the proposed landscaping of the site shall be submitted to and approved by the planning authority. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of 5 years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of similar size and species.
Lockable gate
Before any of the proposed houses on Plots 12 to 15 are occupied, a scheme for a lockable gate across the proposed rear access path shall be submitted to and approved by the Planning Authority, and the gate shall be installed.
Recommends approval; site zoned residential, design complements area, private gardens acceptable
No objection subject to sewers for adoption, no surface water to foul, full drawings post-approval
No objection (noted unagreed adoption strip)
Braddan Parish Commissioners had no objection but raised concerns about land adoption; utilities and drainage provided conditional no objections; police recommended gating a footpath; highways had no objection.
Key concern: plans indicated an area of land was to be adopted by the Commissioners which they have agreed not to adopt
Braddan Parish Commissioners
Conditional No ObjectionThe Commissioners had no objection to the planning application, however they were concerned that the plans indicated an area of land was to be adopted by the Commissioners which they have agreed not to adopt.
Isle of Man Water Authority
Conditional No ObjectionFor connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58.
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: condition of planning be that the applicant must contact the Authority
Department of Transport Drainage Division
Conditional No ObjectionNo Objection in principle subject to:-
Conditions requested: The proposed development must be connected to the public sewers situated within the adjacent Cronk Grianagh Estate in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport’s “Manx Sewers for Adoption” and all necessary inspections/ surveys [including CCTV] are to be carried out at the developer’s expense.; Full construction drawings showing the proposed drainage including the surface water attenuation must be submitted and agreed with the Drainage Division prior to any work commencing on site.; There must be NO discharge of surface water from this proposed development to any foul drainage systems so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; If the developer requires the proposed sewers and associated drainage works to be adopted, the Division recommends that the developer enters into an adoption agreement with the Division prior to work commencing on site, in accordance with section 8 of the Sewerage Act 1999.
Isle of Man Constabulary Architectural Liaison Officer
Conditional No ObjectionI would therefore argue that its potential ‘quality of life’ costs would outweigh any benefits.; The path is intended for the removal of solid waste from the rear of plots 12 to 15 and should not be considered to be a public right of way.
Conditions requested: rear access footpath located between plots 13 and 14 be gated to prevent unauthorised access. Access should be controlled by means of a gate situated at the building line. The gate should be locked and be of the same height as the adjacent fencing (ideally 1.8m). Keys should only be held by persons requiring rear access to their premises (plots 12 and 15).
Department of Transport Highways Division
No ObjectionDo not oppose
The original application for 16 two and three bedroom houses for first time buyers with associated site works was referred to an independent inspector under Article 10 of the Town and Country Planning (Development Procedure) Order 2005. The Planning Directorate recommended approval, supported by housing need evidence from the Estates and Housing Directorate, while Drainage Division had no objection subject to conditions. One local resident objected due to existing drainage concerns. The inspector found the proposal consistent with development plan policy, particularly the 'predominantly residential' zoning in the Braddan Local Plan, satisfactory in layout, design and landscaping, and supportive of affordable housing needs. Drainage concerns were dismissed given no objection from technical authorities. The inspector recommended approval with conditions addressing drainage, landscaping, and security.
Precedent Value
Affordable housing on zoned residential land in Government ownership is likely to succeed where need is evidenced and design fits context; technical consultee support can outweigh lay objections on infrastructure.
Inspector: Michael Hurley
